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THE OLD VICARAGE

Vicarage Lane, Hawkshead, Ambleside, Cumbria, LA22 0PD

An absolutley stunning "Hidden Gem".

Just above Hawkshead village in the heart of the Lake District National Park.

Stylish, south facing, Period Detached House. Delightful Gardens.

Potential for modernisation, alteration and extension.

To Be SOLD By PUBLIC AUCTION on FRIDAY 14 NOVEMBER 2014 at 2.30pm

at the TOWN HALL, KENDAL

Walker Ground can be approached either via Vicarage Lane from the centre of Hawkshead, or by the pleasant footpath, through the Church yard, which rises gently to the group of houses, which includes the existing Vicarage, which is near The Old Vicarage. DIRECTIONS Approaching Hawkshead from the direction of Ambleside, just before the main street into the centre of the village, turn right, into Barnfield. Continue through the residential estate, towards the far south westerly corner where the road joins Vicarage Lane. Turn right into Vicarage Lane, which is a single track, council maintained road, winding gently up to the cul-de-sac of Walker Ground. At the end of the cul-de-sac, bear left, and the entrance gates to The Old Vicarage is the first entrance on the right. At the end of the lane, is the footpath leading back down to Hawkshead by the Church. Alternatively, from the direction of Near Sawrey, approaching the outskirts of Hawkshead, turn right, passing the car park on the left and campsite on the right. Continue around the outskirts of the village and at the right hand bend, turn left into Barnfield and follow the above directions.

� In the same family ownership for 50 years.

� As the name implies, formerly Hawkshead Vicarage.

� Only a few minutes walk, either via Vicarage Lane or a public footpath into the heart of village.

� Within a small group of houses at Walker Ground.

� Just west of Hawkshead at the end of a cul-de-sac.

� Traditionally built with stone and slate.

� Lovely ambience in stunning surroundings.

� Tremendous scope for upgrading and extension, particularly with incorporation of the existing Barn/Workshop and Garage into the accommodation.

� Hallway; Lounge; Kitchen/Dining Room; Pantry; Rear Hall; Cloakroom; Three Bedrooms; Two Bathrooms.

� Workshop/Barn; Garage; Lawned Gardens and Grounds.

� Ideal for either a permanent or holiday home.

� Plenty of local walks.

� Inspection is "a must".

LOCATION The Old Vicarage is superbly located for all the local facilities and amenities in and around Hawkshead, within the peaceful setting of the small residential hamlet at Walker Ground, just west of the village.

The Accommodation Briefly Comprises: [all measurements are approximate]

At the end of the lane, the impressive entrance gates open into the gravelled driveway and turning suite, with the lawned gardens on the left. PORCH: 1.58m x 0.70m (5'2" x 2'4") Double pitch stone and slate open to front. Two stone seats. Stone flag floor. HALL: 2.80m x 1.80m (9'2" x 5'11") Central heating radiator. LOUNGE: 4.60m x 4.40m (15'1" x 14'5") Double glazed window to front. Small window overlooking rear courtyard. Central heating radiator. Storage heater. Feature painted stone wall with arched display alcove. Wood burning stove and canopy. Stone and slate fireplace. Open wood beam ceiling. KITCHEN/DINING ROOM: 4.43m x 3.20m (14'6" x 10'6")Window to front and rear. Window seat. Fitted wall and base units. Electric hob and tower cooker. Central heating radiator. Panel heater. PANTRY: 1.88m x 1.10m (6'2" x 3'7") Window to rear. SIDE HALL/STAIRWELL: 2.80m x 2.00m (9'2" x 6'7")Central heating radiator. Door to rear porch. Stone flag floor.

REAR PORCH: 2.20m x 1.00m (7'3" x 3'3") Double pitched slate roof. Stone flag floor. Two seats. Access to and from courtyard. CLOAKROOM: 3.03m x 1.70m (9'11" x 5'7") Central heating radiator. Electric tower radiator. Pedestal wash hand basin. W.C. Part tiled. FIRST FLOOR HALF LANDING: 2.00m x 1.70m (6'7" x 5'7") Stone shelf. Exposed beams. Storage heater. Stone flag floor. LANDING: 6.90m x 0.90m (22'8" x 2'11") Central heating radiator. Built-in cupboard. Window overlooking courtyard, with views towards the Fells. BEDROOM NO 1: 3.50m x 3.50m (11'6" x 11'6") Double glazed window. Built-in wardrobes. Central heating radiator. BEDROOM NO 2: 3.30m x 2.80m (10'10" x 9'2") Central heating radiator. Built-in wardrobe. BEDROOM NO 3: 3.90m x 2.70m (12'10" x 8'10")Exposed beam. Airing cupboard. ATTIC ROOM: 3.70m x 2.80m (12'2" x 9'2") Views towards Hawkshead and hills. Potential for conversion.

BATHROOM NO 1: 2.30m x 2.10m (7'7" x 6'11") Central heating radiator. Electric heater. W.C. Pedestal wash hand basin. Bath. Bidet. BATHROOM NO 2: 3.00m x 1.45m (9'10" x 4'9") Electric tower radiator. Tiled walls. Corner Spa bath with electric shower. OUTSIDE GARAGE: 5.60m x 3.90m (18'4" x 12'10") Concrete floor. Inspection pit. Electric roller door. WORKSHOP/BARN: 5.50m x 3.50m (18'1" x 11'6")Window to front garden. Door to rear courtyard. Scope for incorporating the living accommodation. REAR COURTYARD: 7.50m x 7.40m (24'7" x 24'3")Arched entrance and wrought iron gate. Steps leading down to underground stream. Pleasant array of shrubs and plants. Extends around the side of the house. GARDENS & GROUNDS The delightful gardens and grounds extend from the front and side elevations and include, lawns, a splendid display of rhododendrons and shrubs, trees and bushes. Ample parking spaces.

GENERAL INFORMATION The following Stipulations where applicable shall be deemed as Special Conditions of Sale. In the event of any variance between the Stipulations and the Special Conditions of Sale then the latter will prevail. Purchasers will also be deemed to have had full notice of the Stipulations and the Special Conditions of Sale and the same will not be read out at the time of sale. The Special Conditions of Sale may be inspected at the Auctioneer’s Offices and also the offices of the Seller’s Solicitors FOURTEEN days prior to the sale. N.B: Prospective purchasers are requested to contact the Seller’s Solicitors to discuss legal matters pertinent to the sale Contract and documentation. SOLICITORS Gedye & Sons, Chancery House, Kents Bank Road, Grange-over-Sands, Cumbria LA11 7HD: 015395 32313. TENURE/POSESSION Freehold. Vacant possession upon completion. The date fixed for completion is FRIDAY 12 DECEMBER 2014 or earlier by mutual arrangement.

FIXTURES/FITTINGS & FURNISHINGS All fixtures and fittings referred to in these particulars are included. All fitted carpets, curtains, curtain rails and light fittings are included. All other items of household, furniture and effects are excluded. TENURE/POSSESSION Freehold SERVICES Mains water and electricity. Oil fired central heating. Private septic tank drainage system located within the garden. It is understood that mains gas is available nearby. COUNCIL TAX Band ‘G’ LOCAL AUTHORITY South Lakeland District Council: 01539 733333

PLANNING AUTHORITY Lake District National Park Authority: 01539 724555 VIEWING Strictly by appointment, please contact our Kendal Office.

LOCATION MAP

PROPERTY MISDESCRIPTIONS ACT 1991: The Agents has not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her Professional Buyer. References to the Tenure of the property are based on information supplied by the Vendor. The agents have not had sight of the title documents. The buyer is advised to obtain verification from their Solicitor. You are advised to check the availability of any property before travelling any distance to view.

36 Finkle Street, Kendal, Cumbria, LA9 4AB Tel: 01539 721 375 Fax: 01539 732 600

Email: kendal@mclhodgson.co.uk

Also at Grange Tel: 015395 33302

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